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Golden Visa Investment Calculator

Explore Greece Golden Visa eligibility, costs, and ROI by region

Interactive tool showing Golden Visa thresholds by zone (250K/400K/800K), eligible property types, residency timeline, total acquisition costs, rental income projections, and investment ROI over your chosen hold period. Includes family member cost splitting and residency benefits overview.

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250,000

Mainland, small islands

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400,000

Crete, Rhodes, Corfu, large islands

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800,000

Athens, Thessaloniki, Mykonos, Santorini

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Price per m2: €3,125 (zone avg: €1,600/m2)

✅

Golden Visa Eligible

This €250,000 investment in Halkidiki meets the €250,000 minimum.

Total Acquisition Cost

Property Price€250,000
Transfer Tax (3.24%)€8,100
Notary Fees (~1.5%)€3,750
Legal Fees (~2%)€5,000
Agent Fees (~2%)€5,000
Registration (~0.5%)€1,250
Application Fees~€2,000
Total Investment€275,100

Closing costs: ~9.2% of property price

Annual Rental Income

Gross Rental€13,000
Expenses (30%)-€3,900
Tax (15%)-€1,365
Net Annual Income€7,735

Yield: 3.1% net

5-Year ROI

36.7%

7.3%/year

Cost per Family Member

€273,100

1 person

5-Year Projection

Property Appreciation+€84,556
Total Rental Income+€38,675
Closing Costs-€23,100
Estimated Total Return€100,131
Future Property Value€334,556

Greek Golden Visa Benefits

Live and work in Greece
Visa-free travel across 27 Schengen countries
Access to Greek healthcare and education
Include spouse, children under 21, and parents
Path to permanent residency (5 years)
Path to Greek/EU citizenship (7 years)
No minimum stay requirement
Renewable every 5 years

Find Golden Visa Properties on ClickyTour

Browse real estate listings across Greece with verified sale prices and locations. Filter by region, price range, and property type to find your Golden Visa investment.

✓ Verified Listings✓ Sale Prices✓ Place ID / Location Data✓ Direct Owner Contact
Search Properties for SaleFind a Real Estate AgentVerified PMCs in HalkidikiInvestment Guide

Important Disclaimer: This calculator provides estimates based on publicly available data as of early 2026. Golden Visa thresholds, tax rates, and legal requirements may change. Consult a licensed Greek immigration lawyer and financial advisor before making investment decisions. ClickyTour does not provide legal or financial advice.

What It Does

Zone-based threshold mapping (15 Greek regions)
Total acquisition cost breakdown (taxes, legal, notary, agent)
Rental income projections (STR vs LTR vs personal use)
Multi-year ROI and appreciation forecast
Family member cost splitting
Golden Visa eligibility check
Residency benefits overview
Mortgage scenario modeling

Use Cases

For Investors

  • ▸ Evaluate Golden Visa investment zones
  • ▸ Compare ROI across Greek regions
  • ▸ Calculate total cost including closing fees

For Owners

  • ▸ Understand property value in Golden Visa context
  • ▸ Estimate rental returns on investment property

How It Works

→ What Goes In

  • Investment zone
  • Property value
  • Property size
  • Rental strategy
  • Family members
  • Hold period

← What Comes Out

  • Eligibility status
  • Total acquisition cost
  • Annual rental income
  • Multi-year ROI
  • Per-member cost

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Frequently Asked Questions

Are the Golden Visa thresholds up to date?
Based on 2026 thresholds. Greece updates rules periodically — consult an immigration lawyer for current requirements.
Can I combine multiple properties?
Yes, in some zones you can combine properties to meet the threshold. This calculator shows per-property analysis.

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